Loading...
HomeMy WebLinkAboutDTS-09-164 - Strategic Disposition of City-owned lands I~rTCx~~R Development & Techrr~ca~ Services Report To: Development and Technical Services Committee Date of Meeting: November 16, 2009 Submitted By: Jeff Willmer, Interim General Manager, Development and Technical Services Prepared By: Jeff Willmer, 519-741-2325 Ward(s) Involved: All Date of Report: November 3, 2009 Report No.: DTS-09-164 Subject: Strategic Disposition of City-Owned Lands: Part 4 RECOMMENDATION: That none of the City-owned lands listed as Priority B or C in DTS Report-09-164 be declared as surplus to the City's needs. BACKGROUND: After considering Report DTS-09-094 at the Committee and Council meetings of June 22 and June 29 2009, and resolving not to declare 4 of the 5 Priority A properties as surplus, Council directed staff to report back regarding the Priority B and C properties listed in Report DTS-09- 014. REPORT: Report DTS-09-014 included a prioritized list of City-owned lands for consideration as potentially surplus to the City's needs. Higher priority was given to those City-owned lands from which the sale and development of the property would achieve one or more significant community benefits. Report DTS-09-014 stated as follows: "Staff has prepared a prioritized list of 14 City-owned properties which are not developed or improved. Of the hundreds of City-owned properties which are likely surplus to municipal needs, these 14 present the greatest potential for development. There are no plans to develop or improve the lands and they are currently being underutilized. The declaration of these lands as surplus lands to the City's needs would allow the sale and development of the parcels, which would achieve most if not all of the following: - Dissolve the ongoing obligation of the City to maintain the land, - Remove City liability concerns for these lands, - Allow for quality development in existing communities by regulating high quality urban design and/or green building certification requirements (e.g., "LEED") through conditions of sale that may be put in place by the City to ensure that such community benefits are achieved, - Make use of existing infrastructure and reduce the need to expand the community outwards where new operating and maintenance costs would otherwise be incurred, 7-1 - Generate revenue for reinvestment in public services, where proceeds from the sale can be invested into funds such as the Asset Management Reserve Fund, Park Trust Fund, Local Environmental Action Fund (LEAF), etc., - Contribute to urban revitalization by adding residential population to support local shops andlor services within walking distance, - Improve community safety by increasing the critical mass of people out using the streets and public spaces, - Generate property tax revenue, and - Encourage the clean up of contaminated sites thereby reducing risk to public health and ground water quality." Factsheets were prepared for properties identified as potentially surplus lands. The properties were prioritized into three categories based on: - The benefit that potential development will contribute to an existing community, - The current use and condition of the land, - The existing social characteristics of the surrounding community, - The environmental constraints of each parcel, - The quality and type of development that could occur on each parcel, - The potential for sale conditions to satisfy development uncertainties, - The potential revenue the sale of land will generate, and - The City's current obligation for each property, including maintenance and liability. Based on the above criteria, staff prioritized each City-owned parcel of land under consideration for declaration as surplus to City needs. Each parcel of land was prioritized as either a priority A, B, or C, with A being the highest priority for declaration as surplus lands. The Priority A properties were considered in June of this year. For the Priority B and C properties, factsheets which contain a summary of the issues identified by staff are attached to this report. Based on the community response to the Priority A properties, and Council's decisions regarding those 5 properties, there is little or no merit to proceeding with surplus declaration on the Priority B or C properties. As discussed at the June 22 public meeting, if the City is to retain any or all of the parcels, consideration should be given to their future public use or improvement andlor to rezoning the properties, if necessary, to ensure an appealable public process if at any point in the future the City declares a property surplus and makes it available for private development. It is staff's intent to proceed as follows. McLennan Park Gate East & McLennan Park Gate West • Priority A, zoned P-2 Open Space. • Preferred alternative: continue current practice (maintained as meadow-type turf). Other alternatives considered: natural regeneration. Stirling Avenue (c~ Homer Watson Boulevard • Priority A, zoned P-3 Hazard Land. • Preferred alternative: continue current practice maintain as maturing wooded area, periodic inspection for hazard trees/limbs, debris removal) and consider community trail opportunities at such time as a master plan is undertaken for Lakeside Park. Other alternatives considered: continue current practice. 7-2 Kiwanis Park -Portion of Tablelands • Priority A, zoned P-1 Public Park. • Preferred alternative: continue current practice (part is maintained as plantation/woodland, part is maintained as field turf). • Other alternatives considered: none. Property between 184 and 196 Kehl Street • Priority A, zoned R-6 Residential. • Alternatives being considered through separate process in consultation with property owners affected by potential Donley Street extension and with the neighbourhood. South Drive and Glen Road • Priority B, zoned R-5 Residential. • Preferred alternative: lease to owner of adjoining property (triplex) at 54 South Drive for their use and maintenance; retain R-5 zoning to allow uses accessory to residential. • Other alternatives considered: continue to cut grass on property and boulevards; make available to neighbourhood as Adopt-A-Park site; promote naturalization with plantings; or, declare surplus and offer for sale as lot addition or independent building lot. Garwood Avenue (part of Rockway Golf Course Propertyl • Priority B, zoned P-4 Golf Course. • Preferred alternative: mark property boundary and promote naturalization with plantings; continue to cut grass on boulevard. • Other alternatives considered: continue to cut grass on property. Filsinger Park 1 Westmount-South of Paulander • Priority B, zoned P-3 Hazard Land. • Preferred alternative: continue current practice (part is naturalized, part is maintained as meadow-type turf) and expand areas of natural regeneration. • Other alternatives considered: maintain grass at shorter height to reduce incidence of grass fires. Old Chicopee 1 Boundbrook - Idlewood • Priority B, zoned P-2, 27H Open Space. • Preferred alternative: continue current practice (part is wooded area, part is maintained as mown lawn) and expand wooded area with natural regeneration. • Other alternatives considered: continue current practice; or, promote natural regeneration on entire property fronting Old Chicopee Drive. South DrivelPerth LanelBurnside Avenue • Priority C, zoned P-3 Hazard Land. • Preferred alternative: continue current practice (maintain as maturing wooded area, periodic inspection for hazard treesllimbs, debris removal) and consider community trail opportunities at such time as a master plan is undertaken for Lakeside Park. • Other alternatives considered: continue current practice. LancasterlUnion -Union Lane Green • Priority C, zoned P-1 Public Park. • Preferred alternative: continue current practice (maintain as maturing wooded area, periodic inspection for hazard treesllimbs, debris removal) • Other alternatives considered: none. 7-3 Blackhorne Drive • Priority C, zoned P-2. • Preferred alternative: continue current practice (maintain and improve as part of McLennan Park Master Plan implementation). • Other alternatives considered: none. Victoria Street South &Fischer-Hallman Road • Priority C, zoned P-2 Open Space. • Preferred alternative: continue current practice (part is naturalized, part is maintained as turf) and expand areas of natural regeneration. • Other alternatives considered: continue current practice. General Drive • Priority C, zoned C-2 2000 Neighbourhood Shopping Centre (to be rezoned as part of Mixed Use Corridor). • Preferred alternative: property being improved in 2009 as temporary parkette with play facilities; retain C-2 or MU zoning to allow for consolidation and mixed use redevelopment, with permanent park to be provided at more appropriate location and configuration. • Other alternatives considered: permanent vs. temporary park. FINANCIAL IMPLICATIONS: If the City continues to own these parcels, we continue to have the responsibilities of any property owner including liability, as well as operating and maintenance costs. The sale of surplus lands would generate one-time revenue from the proceeds of each sale. Subsequent development by private interests would generate ongoing tax revenue. COMMUNICATIONS: None required unless there is direction to proceed to consider one or more parcels as potentially surplus to City needs. Notice of the November 16 meeting and a copy of this report is being sent to all those who expressed interest in being informed of future reports regarding surplus land declaration. The draft report was reviewed with City staff of the Asset Management Property Group and the Asset Management Steering Committee. CONCLUSION: Staff recommend that none of the Priority B or C properties be declared surplus to the City's needs. ACKNOWLEDGED BY: Pauline Houston, General Manager of Community Services Attachments: Appendix A: Fact Sheets 4 7-4 Strategic Disposition of City Lands -Property Identification Fact Sheet SOUTH DRIVE AND GLEN ROAD ,e~'~ eh 1 ~~~ ' F. OtlY ~ S ~~ N ~v ~. ~. ~,. ~~ 4~ #~ t Priority B Official Plan Des. Low Rise Residential Current Zoning R-5 (Residential Five) Approximate Frontage 20 m on South Dr 31 m on Glen Rd Parcel Area 0.04 ha 0.09 acre Available Servicing -Sanitary and storm sewers available off South Drive - Water servicing available off South Drive Environmental - No known limitations Factors Potential Value -Moderate value Comments -Limited space, odd shaped lot - New development should reflect character of the existing neighbourhood - Maybe useful addition to adjacent lot Ward -Ward 5 -Forest - Rockway Possible Future -Single detached dwelling that is compatible with neighbourhood Development and also built to LEED standards - Building addition for adjacent residential dwelling unit Potential Tax -Property Tax: $3,500 Revenue -City Portion of Property Tax: $1,100 - (Assumes single detached dwelling unit) Strategic Disposition of City Lands -Property Identification Fact Sheet CARWOOD AVENUE (PORTION OF ROCKWAY GOLF COURSE PROPERTY) Q ~ ~ ~ E °~ ~~ :~ . `~~ , ~ .a` .~ ~ ~ ~~~9 Priority ~~ 1 ~ a '~~. ,; ~ ' "' '~ ~- ~~ n~ . ~ ~ ~~ ~ ~ .a~ Official Plan Des. t s h ~~ ~ 1.~ ~~ ~ " ^ e~.a-" 1~~ Low Rise ... ° _~~; ,4 ,~ ~~ . ~'`` .~~ 11 ~~ - - ~..'~ . ~ A, Residential &~ ~~~ ~ a ~ ~ o,~ =~ W~ ~ ~' ~~~ Current Zoning ~, ~~ - - P 4 ,~ ~; , m m• r e .: a , _. ° i ~ . u ., ~. ~ ~ ° ~~~ ~m ~ °~. ~ ~w~~ ~sr ~~ ~ ~ (olf Cours ., • ~ s.~ U .~ .. .. d: .~ , w.~ ~~ ,e a o .-~ ~~ ~ ~ - o ~F~ ,1 ~~ `~~.~,~ ~ ~ Approximate .s ~ ~~~ ~ Frontage Y~ N, ~ ~ v a.. • 'S g r. '. ® ~ ~ , .. °~ ~ ~ ~ ~ y. ~ ~ 1$~ 11 m on Garwood e,.~ r~ -. a t~.~ ~ "r y,, ~i,° "" e a ~~ _ ~: k ~ ~~ , e,, ~y 1~~ ~ ~ ~ ~ ~~ ~ ,~~.~ Parcel Area .~ . ,_ - . ~e. e~.~, ~ 1~~ ~ .~.~ ~~ 1~~ ~ 0.06 ha ,r ° ^~~ 'p 'u P ,jg a^ "a,. ~ r 1 , a ~~~ - ~. .14 r Available Servicing -Sanitary, storm & water available Environmental - No known limitations Factors -Appropriate wetland buffer to be determined through zone change process Potential Value -Significant value Comments -Potential for one building lot with frontage and services on existing street - RFP should establish design and green building expectations and compatibility with neighbouring homes - Single detached or duplex dwelling that is compatible with neighbourhood built to LEED standards Ward -Ward 5 -Forest - Rockway Possible Future - 1 single detached or duplex dwelling unit builtto LEED standard Development Potential Tax -Property Tax: $3,600 Revenue -City Portion of Property Tax: $1,200 - (Assumes single detached dwelling unit) Strategic Disposition of City Lands -Property Identification Fact Sheet FILSINGER PARKIWESTMOUNT -SOUTH OF PAULANDER ~, ~.•,~ .~~.~. ~ ;. ~~^ ~ ~. s f~ , r 4 {~ ~ .~;.. ..~°^ ~ i n ~. e ~, . ~~ ~: ~ ~,. p m ,~ e y~'~ a ~ ~~~ p ~ ~. TS ~"Q,. ~t 1r a. • ~ e . R. Priority B Official Plan Des. Open Space Current Zoning P-3 (Hazard Land) Approximate Frontage 200 m on Westmount Rd. Parcel Area 4.1 ha 10.1 acres Available Servicing - Water at Westmount Road - Sanitary sewer is on south side of creek - Storm water routing to the creek may be difficult Environmental -Steep and oversteep slopes on portion of property Factors - GRCA engineered floodplain adjacent to watercourse - Further environmental analysis required Potential Value -Moderate value Comments -Currently unimproved parkland - Area has quite alot ofinedium-density affordable housing already - Options include retaining all andlor improving as parkland, or developing part as multiple residential senior accommodations - Potential access onto Westmount Ward -Ward 6 -West -Victoria Park Possible Future -Medium-rise senior apartment building with 250 rental units, Development owned by a private company Potential Tax -Property Tax: $248,571.00 Revenue -City Portion of Property Tax: $80,151.12 - (Assumes senior apartment buildina with 250 units) . ,~ N s ,_~~i F~a .,' uo ~ ~I3~~ Wl a ~ ~~ a v ~ ~~ ,. „~ o ~~''~~ ~ ~ =~° ~~Ak~ a ~~ r~ 9 Strategic Disposition of City Lands -Property Identification Fact Sheet OLD CHICOPEEIBOUNDBROOK - IDLEWOOD Priority B ~~ ~. ,, °~ ~~ gY .~ p w 9I II~- yi ~4`~W~1 I~P,~~~ F~` s ,, 1 a~~~ a. c`~ 9 `0 ~~ . ~. ~p, h , , S' _ Via, ~~ ~ ~~ a - ~~ ,~~ :p~a'~ ~ ~, ~~ ~.~ ~ °' ~' ~~ ,~w g~ ~ ;' tip, °' F ~„ Official Plan Des. Open Space Current Zoning P-2, 27H (Open Space) Approximate Frontage 40-50 m on Old Chicopee Dr. Parcel Area 0.2-0.4ha (0.49-1.0 acres) Available Servicing -Sanitary and storm sewers available at Boundbrook Court - Water servicing available at Boundbrook Court Environmental - No limitations on this portion of property Factors Potential Value -Significant value Comments -Limited frontage - Options include retaining open space and improving as an active park or development of 2-3 lots fronting Old Chicopee Drive, similar to 16m & 18m frontages of adjoining lots - Consider CPTED principles with new lots, specifically visibility to lands west of new lots - A 6 metre wide maintenance access may be required adjacent to 177 Old Chicopee Drive, which would run the length of any future lots, allowing access to the park from Old Chicopee Drive Ward -Ward 2 -Chicopee -Grand River Possible Future -Single detached dwelling units, townhouse units Development - 2-3 lots Potential Tax -Property Tax: $12,800 Revenue -City Portion of Property Tax: $4,100 - (Assumes 3 single detached dwelling units) Strategic Disposition of City Lands -Property Identification Fact Sheet SOUTH DRIVEIPERTH LANEIBURNSIDE AVENUE Priority C Official Plan Des. Open Space Current Zoning P-3 (Hazard Land) Approximate Frontage 40 m on South Dr. Parcel Area 0.65 ha 1.6 acres Available Servicing -Water servicing on South Drive - Storm water outlet to lake - Sanitary sewers on South Drive, but will require a pump due to topography, or alternatively through adjacent lands to outlet at Homer Watson Boulevard Environmental - Oversteep slope on property Factors Potential Value -Very limited value Comments -Grading and servicing challenges - Decide ultimate disposition prior to, or concurrent with, development of Stirling Avenue site immediately south - Opportunity to improve as an expansion of Lakeside Park Ward -Ward 5 -Forest - Rockway Possible Future -Cluster townhouse development Development Potential Tax -Property Tax: $21,000 Revenue -City Portion of Property Tax: $6,700 - (Assumes 20 townhouse dwelling units) Strategic Disposition of City Lands -Property Identification Fact Sheet LANCASTERIUNION -UNION LANE GREEN Priority C Approximate Frontage 9 m on Union Lane ~4f~~ 9i ~~~u F~Ja p T 4 ~~ .. ~~~ u~i~~~T ~..,, .. ~_~~~~ d h,- ~ '. ! 1 P ~ %,~' 01J _ ~n~ ' F +7~y ~~e~ f~ ~ ' L7~ r ~ ~ ~~~ m+ ~ ~ d ~ ~ ~ , . ~ ~~~ ~~~i ~ ~~~ w ~~ ~ n ry , _ A4 ~~ ~~ - .: s ~..a , ~. r. Official Plan Des. Low Rise Residential Current Zoning P-1 (Public Park) Parcel Area 0.28 ha 0.69 acres Available Servicing -Sanitary and storm sewer at Oxford Street - Water at Oxford Street Environmental - No known limitations Factors Potential Value -Limited value due to the cost of servicing Comments -Possible low-rise apartment units - The site is more beneficial as open space (unimproved as now, or with improvements) Ward -Ward 1-Bridgeport- Centre Possible Future -Low-rise apartment building Development Potential Tax -Property Tax: $17,000 Revenue -City Portion of Property Tax: $5,500 - (Assumes 16 unit low-rise apartment building) Strategic Disposition of City Lands -Property Identification Fact Sheet BLACKHORNE DRIVE -; ~~ - .L - ~ .r ., 3 ~~.~. r 'a ~ a ~ ' ,~ -- 1 .~~ ~~ ~~~ ~,~ r.. :` ., r .. Priority C Official Plan Des. Open Space Current Zoning P-2 (Open Space) Approximate Frontage 20mon Blackhorne Dr. Parcel Area 0.12 ha 0.29 acres Available Servicing -Sanitary and storm sewers available from Blackhorne Drive - Water available from Blackhorne Drive Environmental - No known limitations Factors Potential Value -Moderate value Comments - No specific improvements called for in McLennan Park Master Plan, however, could be beneficial as grand entrance to park Ward -Ward 4 -South Possible Future -Entrance feature to park, park improvements Development Potential Tax -Property Tax: $6,000.00 Revenue -City Portion of Property Tax: $2,000.00 - (Assumes 8 unit low-rise apartment building) Strategic Disposition of City Lands -Property Identification Fact Sheet VICTORIA STREET SOUTH & FISCHER HALLMAN Priority C Official Plan Des. Open Space Current Zoning P-2 (Open Space) Approximate Frontage 45 m on Victoria Parcel Area 0.08 ha 0.19 acres Available Servicing -Water servicing available - Storm sewer available - No sanitary sewers available except through the development site to the east Environmental - No limitations Factors Potential Value -Extremely limited value - Adjoining lot (Kitchener Alliance Community Homes) may be a potential purchaser Comments -Limited development potential: extension of adjoining townhouse site - Future development is dependant on parking and access issues from adjoining properties Ward -Ward 6 -West -Victoria Park Possible Future -Additional townhouse units, triplex, or duplex Development Potential Tax -Property Tax: $11,000 Revenue -City Portion of Property Tax: $3,500 - (Assumes 3 townhouse units) Strategic Disposition of City Lands -Property Identification Fact Sheet GENERAL DRIVE Priority C Available Servicing -Sanitary and storm sewers available off Lancaster - Water servicing available off Lancaster Environmental - No limitations Factors Potential Value -Limited value - Consolidation with adjoining lot (555 Lancaster W) may be best development option Comments -Limited development opportunities given 9.7 m lot width Ward -Ward 1-Bridgeport- Centre Possible Future -Ultimate use (long term) is consolidation for street-oriented mixed Development use development as part of Lancaster Village - Interim use: being considered for improvement as aparkette - signageshould be erected on the site to reflect that the parkette use is temporary to avoid any false impressions if and when the site is ever redeveloped Potential Tax -Property Tax: $7,300 Revenue -City Portion of Property Tax: $1,530 - Assumes a sinale commercial use)